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Property profile & analytics
OFF-MARKET
Estimated value
$210,000
Assisted living facilities
331 30th Ave San Francisco, CA 94121-1704
Trust Owned
20-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-5883822
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1955
Construction
WOOD
Total area
2,554 SF
Lot
0.07 ac (3,000 SF)
Zoning code
RH2
APN
1403 -005
UPID
US09-5883822
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Damenik's Care Home Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$210k
Owner & transaction history
Montilla Danilo F & C S Trust · 20 yrs held
Montilla Danilo F & C S Trust
since 2005
7 recorded transactions
Zoning & alternative use
RH2 · San Francisco, CA
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Francisco submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Francisco submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$210k
Range $189k – $231k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$82 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$11,645
Tax year 2024
Assessed value
$926,686
Assessed 2024
Previous assessed
$926,686
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$590,913
Assessed improvement
$335,773
Applied tax rate
1.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1955
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
7
Bathrooms
3
Total area
2,554 SF
Lot
0.07 ac (3,000 SF)
Zoning code
RH2
APN
1403 -005
UPID
US09-5883822
Jurisdiction
SAN FRANCISCO
Metro division
SAN FRANCISCO-SAN MATEO-REDWOOD CITY, CA METROPOLITAN DIVISION
Zoning & alternative use
RH2 · San Francisco, CAZoning RH2 · permitted uses
RH2 · San Francisco, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
PLANNING CODE
Building & site characteristics
From public records
Year built
1955
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Rooms
7
Bathrooms
3
Lot
0.07 ac
Current owner
From public records · entity-resolved
Montilla Danilo F & C S Trust
Trust
Mailing address
2216 KENRY WAY, SOUTH SAN FRANCISCO, CA 94080-5508
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2005
—
Montilla Danilo F & C S Trust
Montilla,danilo F & Cynthia S
Quit Claim Deed
related
$200,000 · Paul Financial LLC
Sep 9, 2005
—
Danilo Montilla
Montilla D F & C S Trust
Quit Claim Deed
related
$1,000,000 · Paul Financial LLC
Mar 12, 2004
—
Montilla,tr
Montilla,danilo & Cynthia
Quit Claim Deed
related
—
Nov 6, 2003
—
Danilo Montilla
Montilla,tr
Quit Claim Deed
related
$650,000 · Washington Mutual Fsb
May 31, 2002
—
Monitilla Trust
Montilla,danilo F & Cynthia S
Grant Deed
related
—
Oct 25, 2000
$622,500
Danilo F Montilla
Abaya Trust
Grant Deed
$498,000 · Washington Mutual Fsb
Feb 12, 1997
$355,000
Amadeo M Abaya
English,james L & Jean A
Grant Deed
—
Dec 3, 1996
$358,000
Abaya Trust
Woo,donald & Joes M
Grant Deed
$233,000 · Western Financial Savings Bank
Jul 3, 1996
$274,500
Donald Woo
Robert C Fox Estate
Grant Deed
$207,000 · First Nationwide Mortgage Corp
—
—
Danilo F Montilla
—
Deed Of Trust
related
$135,200 · Greenpoint Mortgage Funding
—
—
Danilo F Montilla
—
Deed Of Trust
related
$520,000 · Greenpoint Mortgage Funding
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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